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HomeMy WebLinkAbout(0160) ZC-21-191Date: December 14, 2021 Case Number: ZC-21-191 Council District: 9 Zoning Map Amendment & Site Plan Case Manager: Brett Mangum Owner /Applicant: Plaza Tierra Caliente Inc. / Palladium USA International, Avis Chaisson & Masterplan, Maxwell Fisher Site Location: 840 & 1000 Oak Grove Road Acreage: 11.734 acres Request Proposed Use: Multifamily Request: From: "C" Medium Density Multifamily To: "PD" Planned Development with a base of "D" High Density Multifamily excluding Group Living, Fraternity, Museum, Library or Fine Arts Center, Government Operated or Controlled, Hospice, School and Government Office, Boarding and Lodging House, with a reduction in required parking. Site Plan included. Land Use Compatibility: Comprehensive Plan Consistency: Staff Recommendation: Zoning Commission Recommendation: 1. Proiect Description and Background Recommendation Requested change is compatible Requested change is not consistent Denial Approval by a vote of 5-1 Table of Contents 2. Surrounding Zoning and Land Uses 3. Recent Zoning _ HX 4. Public Notification 5. Development Impact Anal a. Land Use Compatibility b. Comprehensive Plan Consistency c. Site Plan Comments 6. Area Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph 10. Site Plan 11. Nature of Request (provided by applicant) Project Description and Background The site is located on the west side of Oak Grove Road, just to the east of Interstate 35W and north of Loop 820. The site is proposed to be split into two (2) distinct areas, divided by an Oncor power transmission line. The Oncor tract is not part of this request and will remain zoned as -is ("C" Medium Density Multifamily). The area to the north of the Oncor parcel totals 2.126 acres, and the second area south of the Oncor parcel is 9.608 acres. The site is proposed to support a single apartment community. The proposed development consists of 240 total dwelling units, with a density of approximately 20 units per acre, below the density cap of 32 units per acre. The units will be a mix of one, two, and three bedroom units. The site will also feature shared community space/amenities and an on -site leasing center. The proposed zoning change would create a Planned Development with waivers to the standard(s) listed below: Requirement "D" Standards 1 Proposed "PD/D" Front Yard Minimum 20' 20' (Complies) Side Yard Minimum 5' 5' (Complies) Height Maximum height 48' slab to top Maximum 4 stories/48' plate (Complies) 1 space per bedroom; 1 space 0.91 spaces per bedroom; 1 Minimum per 250 square feet of common space per 250 square feet of Parking area/office/recreation or 444 common area/office/recreation or Requirements 406 spaces spaces waiver required) Open Space Minimum 35% 45% (Complies) Density Up to 32 units per acre 20.45 units per acre (Complies) If there are any changes to the Site Plan in the future, the applicant will need to go through the entire zoning process again from start to finish. The following additional comments were provided by other reviewing City departments: T/PW Stormwater: SWDS Acceptance required prior to platting, grading, and building permit issuance. Fire: FWFD - (Lt. Donna York, donna.york@fortworthtexas.gov) 1. FYI: Two points of access provided, as shown on site plan. Access across lots will be allowed with the understanding that access easements that cross lot lines will be named and shown on the plat. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.1.2 Secondary Access 2. FYI: Vehicle access gates must be a minimum of 20' wide when fully opened and be equipped with Knox Locks. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.6 Security Gates 3. FYI: Turn radii for multi -family projects must be a minimum of 25' inside and 5 F outside. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.2.5 Fire Lane Specifications FYI COMMENTS: Failure to recognize violations of the fire code by the fire code official does not waive the requirement of meeting minimum requirements of the fire code in the future. It is the applicant's and the owner's responsibility to meet all minimum fire code requirements at all times. The City of Fort Worth has adopted the 2015 International Fire Code as its current fire code at the time of this review. The City of Fort Worth has also adopted amendments (January 1, 2017 version) to this code. The Fort Worth Fire Code Amendments can be found online at www.fortworthtexas.gov/Fire/ (click on Bureau of Fire Prevention) Park and Recreation: Neighborhood and Community Park Dedication Policy will apply; fees will be required. Call Lori Gordon at 817-392-5743 for additional information. Transportation: Transportation (Armond Bryant, 817-392-8702, Armond.Bryant@fortworthtexas.gov) 1. (Access Management) MT Multi -family developments of 100 dwelling units or more shall have a platted and constructed secondary ingress and egress to a public street. Will need to show that each parcel has 2 points of ingress/egress. CLEARED 10/29/21 AB. 2. Driveway spacing will need to meet Access Management Policy 3. Oak Grove Road is listed as a commercial connector with the existing right-of-way in the master thoroughfare plan. 4. Sidewalks and street lights are required for all public and private streets as per COFW Standards 5. Three vehicle stacking required for gated multi -family lot. Surrounding Zoning and Land Uses North "PD-634" Planned Development & "A-5" One -Family / motel & residential neighborhood East "E" Neighborhood Commercial / event center & undeveloped South "I" Light Industrial / active gas well, telecom tower West "C" Medium Density Multifamily & "E" Neighborhood Commercial / mini -warehouse storage & church Recent Zoning History • None Public Notification 300-foot Legal Notifications were mailed on October 22, 2021. The following organizations were emailed on October 25, 2021: Or anizations Notified Oakrid e Terrace NA Highland Hills NA* Southeast Fort Worth Inc Fort Worth ISD Streams And Valleys Inc Everman ISD Trinity Habitat for Humanity * Located closest to this registered Neighborhood Association Development Impact Analysis Land Use Compatibility There is a variety of existing land uses in the vicinity of this site. Land uses range from a church and mini- warehouse/self storage to the west. To the north are a motel, an event center, and single family homes (Southland Terrace Addition). To the east there is a creek, floodplains and riparian areas, and to the south are more industrial type uses (gas well & telecom tower). The proximity to Interstate 35-W and Loop 820 promote easy access, but subject the site to higher than average noise levels that may not be ideal for residential uses. The proposed zoning is compatible with surrounding land uses. Comprehensive Plan Consistency — Sycamore The 2021 Comprehensive Plan currently designates the subject property as Low Density Residential, which envisions future development aligned with "B" Two -Family zoning, "R-1" Zero Lot Line/Cluster zoning, or "R- 2" Townhouse/Cluster zoning. The current proposal for a "PD/D" Planned Development with a base of High Density Multifamily is not supported by the adopted Comprehensive Plan designation. LAND USE AND ZONING CLASSIFICATIONS LAND USE DEFINITION Rural Residential 1+ acre single-family Suburban Residential 1/2+ acre single-family Single -Family Residential 3,500+ sq.ft. lot single-family Manufactured Housing Manufactured home parks and subdivisions Low Density Residential 2,500+ sq. ft. lot single-family, two-family, patio homes, townhouses. cluster housing Medium Density Residential Up to 36 units/acre multifamily High Density Residential a36 units/acre multifamily, mixed -use multifamily in growth centers ZONING, A-2.5A, A-43 A-21 A-10, A-7.5, A-5, AR MH B, RS, R2 CR,C,❑ UR, MU-1, MU-2, Form Based Codes In addition, the proposal does not support any of the land use policies for development of the Sycamore Sector. The proposed "PD-D" zoning is not consistent with the Comprehensive Plan. If the Planned Development request is approved as presented, staff suggests that the Comprehensive Plan be updated to reflect this change. Site Plan Comments Zoning and Land Use • The Site Plan as submitted shows 406 parking spaces provided, and 444 parking spaces required. This would leave the proposal short by 38 total parking spaces. • Staff does not support a variance to the parking standards. o The area currently is not very accommodating of pedestrians (Walk Score is 37 out of 100) o The area currently is not very accommodating of bicycles (Bike Score is 37 out of 100) o Trinity Metro bus route #33 is a feeder route with low frequency (one bus every 60 minutes) o The nearest bus stop is not directly adjacent to the property o The parking requirements do not specifically account for visitor parking o No tuck under garage parking or podium parking is provided o There is no on -street parking along Oak Grove (minor arterial street per MTP) as an alternative o Potential for overflow parking on street, off -site, and potentially into the neighborhood to the north o If anything the parking spaces should exceed the minimum dimension of 9'x 18' in order to accommodate standard vehicles commonly driven in Texas (i.e. oversized trucks and SUV's). • Planned Development "PD" zoning is not intended to be used as an end run around the Zoning Ordinance requirements or to bypass the Board of Adjustment. PD's are intended to permit new or innovative concepts in land utilization not permitted by other zoning districts in the Ordinance. • Pursuing standard "D" zoning without any waivers is a more appropriate and better in line with the spirit and intent of the adopted City policies. • There is an example of a successful apartment project nearby at 1021 Oak Grove Road which was built in 2010 under the standard "C" zoning district requirements without a Planned Development or waivers. FORTWORTH® Area Zoning Map Applicant: Plaza Tierra Caliente Inc. Address: 840 & 1000 Oak Grove Road Zoning From: C Zoning To: PD for D and E uses Acres: 11.73366854 Mapsco: 91 P Sector/District: Sycamore Commission Date: 11/10/2021 Contact: 817-392-8043 ZC-21-191 Ap F SO 1, S A 2 F 1052 41 E in 13 fu ir x W E 0 K SOUTHWAY a) k I D815 K laic 1016 Subject Area Notification 300 Foot No TSe;k5T L001P U'0 0 205 410 820 Feet i i i I Created: 10/14/2021 9:07:45AM Aft Council Districts 2 -Carlos E. Flores i 3 - Michael D. Crain 4 -Cary Moon_ 5 - Gyna Bivens 6 - Jared Williams 7 -Leonard Firestone 8-Chris Nettles 9-Elizabeth M. Beck Overlay Districts ® Airport Overlay District 0 1-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 75 80 85 FORTWORTH. Area Map 0 1,000 2,000 4,000 Feet ZC-21-191 F� 4Z' Created: 10/ 14/2021 9:10:0 2 AM FORTWORTH. ZC-21-191 Future Land Use N A Comprehensive Plan shaA not constitute zoning regulations or 530 265 0 530 Feet tabl is h z on ing district boundaries. (Texas Local Government Code, Section 213.005.) Land use designaliore were approved by Cfly CouncH on March 6, 2018. Created: 101142021 9:09:06 AM F F 1 -yr 0 e... 'zN. SITE DATA -11.734 ACRES TRACT A = 9.608 TRACT B = 2.126 -240 UNITS -20.45 UNITS/ACRE PARKING TABULATION PARKING REQUIRED 1.00 PER 1-BR (98xl) 98 2.00 PER 2-BR (100x2) 200 3.00 PER 3-BR (42x3) 126 TOTAL 424 COMMON SPACE (1/250:4,990SF) 20 TOTAL REQUIRED 444 PARKING PROVIDED TOTAL 406 NOTE: ALL PARKING TO BE 9'xl8' OPEN SPACE: REQUIRED: 35% PROVIDED: 45% UNIT TABULATION UNIT TYPE VARIANCES: -PARKING VARIANCE LAND USE: -PLANNED DEVELOPMENT FOR'D' MULTIFAMILY WITH A MAXIMUM OF 240 UNITS FOR TRACTS 'A' AND 'B', SITE PLAN INCLUDED -NORTH OF PROPERTY, PD 634 -WEST OF PROPERTY, ZONE'C' AND T -EAST OF PROPERTY, ZONE'E' -SOUTH OF PROPERTY, ZONE T 1 BUILDING NUMBER ABUILDING ENTRANCE/EXIT *Please refer to building plan sheets for locations UNITS # UNIT S.F. TOTAL UNIT S.F. OAK GROVE ROB ERTY LINE _ E 0_ iSEBUITg-A L ING Al ONE BEDROOM, ONE BATH 98 751 SF 73,598 SF B1 TWO BEDROOM, TWO BATH 100 950 SF 95,000 SF w z C1 THREE BEDROOM, TWO BATH 42 1,154 SF 48,468 SF } TOTAL 240 217,066 SF Of BUILDING TABULATION 01 BUILDING TYPE # UNITS UNIT TYPES TOTAL UNIT S.F. a 3 46 A11-32, 131-10, C1-16 51,996 SF 2 136 Al-48, 131-68, C1-20 123,728 SF 1 58 Al-18, 131-22, C1-6 41,342 SF TOTAL 240 1 AR'-Q 1191, BUILDING 2 4 STORY 42' TO TOP OF PLATE N 00 MAINTENANCE BUILDING 10'-1" TO TOP OF PLATE 217,066 SF 148'-7 1 /2" Ct B1 B1 A, Al B1 Bl Ct (D Ai Bi Bi Ai Al El Bl Al CD 9m BUILDING 3 3 STOR 36' TO TOP PLATE 137'-4 3/4" C1 Al Al 9 Ci Al 9 9 � BUILDING 1 4 STORY 42'TOTOP PLATE �70 PAVILION 10'-1" TO TOP OF PLATE )'-11 17 11 t_. \ TOT LOT ACC EAS MENT ' DOG PARK EXISTII _EawF_I i i i 2 LE ORES T INGRESS/EGRESS AND EMER CY ACCESS NOTE: BUILDING MATERIALS 6' PERIMETER WILL BE OF CEMENT SIDING, FENCING SIMULATED STONE AND BRICK \ (WROUGHT IRON) NOTE: ALL PROVIDED LIGHTING WILL CONFORM TO FORT ` 5�\ WORTH LIGHTING CODE �.` NOTE: ALL SIGNAGE WILL \10 CONFORM TO FORT WORTH SIGN CODE ARTICLE 4, SIGNS o' ® A ESS ASEMENT ---- ------- - ONCOR PARCEL 1 TRACT 'A' SITE Cr Qq /fCc GRO�FROgO w W a rx M <OOp a 2p PEPGPN M�Mova'\_ 013 VICINITY MAP ENTRY/EXIT GATE GRAPHIC SCALE 100 50 0 50 100 CALL BOX EXISTING ( IN FEET ) OWER POLE 1 INCH = 100 FEET SITE PLAN o �` O ------------ CLUBHOUSE 0 ® POOL -- TRASH IL I / TRASH - - - K DUMPSTER PROPERTY LINE -P LANDSCAPE ISLAND NOTE: PROJECT WILL COMPLY NOTE: PROJECT WILL COMPLY WITH FORT WORTH CODE WITH FORT WORTH CODE SECTION 6.301, LANDSCAPING SECTION 6.302, URBAN FORESTRY PAVILION W/GRILLS & SITTING AREA FLOOD ZONE BOUNDARY LINE CORNHOLE SET LANDSCAPE ISLAND N Cross � U N CROSS ARCHITECTS w 879 JUNCTION DRIVE CO ALLEN, TEXAS 75013 z 972.398.6644 W rn a U \ i OPEN SPACE 1;\ TRASH - DUMPSTER w > co 0 � �w Y ~ Q 2 OIt �O 0 � g� JO QLL CL rn W U of W I— z W a 0 W w 0 0 w O U W 0 A1.0 SITE PLAN Copyright © 2021 Nature of Request Palladium USA — Palladium Oak Grove On behalf of Palladium USA International, Inc. (Palladium), Masterplan requests approval of a change of zoning from C "Medium Density' Multifamily to a Planned Development District (PD) for D "High Density" Multifamily on the properties located at 840 and 1000 Oak Grove Road. The proposal also includes a site plan reflecting two 4-story and one 3-story buildings, totaling a 240-unit multifamily development on Tracts A and B. Palladium, an international real estate group with over 150 years of experience developing, owning and managing multifamily communities, provides diverse housing types and styles across the globe. As a leader in the multifamily housing development industry, Palladium produces quality multifamily developments that offer luxury market rate, mixed -income, and workforce housing opportunities. The subject 11.734-acre property is located south of Oak Grove Road and east of Interstate 35W. The property is zoned for C "Medium Density" Multifamily and is underdeveloped with a non -conforming bull riding ring. With re -zoning, the non -conforming use would be removed from the property to accommodate the proposed development. Multifamily is ideally suited for this property, particularly given the non-residential adjacencies and Sycamore Creek to the east. Setbacks created by both the creek and adjacent streets buffer the property well from largely distant single-family development to the northeast. Future residents will have convenient vehicular access to both throughfares and IH 35W and IH 20, pedestrian access to two nearby bus stops, as well pedestrian access to the trails and open space offered by Carter Park to the east. The multi -family development consists of three buildings for a total of 240 living units and a centralized clubhouse located in Building 1. Buildings 1 and 2 are 4-stories while Building 3 is 3-stories. The clubhouse would be comprised of engaging social spaces including a business center, children's play area and a fitness room. The development proposal includes significant landscaping as well as a large pavilion that includes grills and ample seating areas. In addition to the pavilion, residents will have access to several exterior amenities including a pool, cabana, dog park and horseshoe pit. Please refer to the site plan for additional information including a breakdown of the proposed unit mix. Although the current C "Medium Density" district accommodates the proposed approximate density of 21 units per acre, it does not accommodate the proposal from a building height standpoint for the two most southern residential buildings. The D "High Density" category would allow Palladium to deliver a high standard of resident programs and amenities for future residents. Moreover, the PD will strike non- residential uses that may not be appropriate as part of the proposed residential community. The proposed Planned Development District is requested for the following reasons: • Building Site: The building site area contains an intervening parcel owned by Oncor utility company. Typically public utility facilities are located in easements; however, Oncor outright owns this separate parcel. As such, the Oncor lot bifurcates the building site. The purpose of the PD is to define two tracts within the PD site area including treating Tracts A and B as one development for the purpose of complying with zoning regulations. • Eliminate Uses: Group living, Fraternity, Museum, library or fine arts center, government operated or controlled, Hospice, School and Government office, Boarding and lodging house • Parking: Decrease the parking requirement from 443 to 406, a total reduction of 37 parking spaces. The proposed development has a significant proportion of two- and three -bedroom units (60%), driving the parking requirement since one parking space is required per bedroom. Since this development is geared toward families, the actual parking demand is lower than the requirement. Palladium communities demand no more than 1.5 parking spaces per unit, or no greater than 384 parking spaces for a community of 240 units.